Open House at 2251 E GRANITE VIEW DR, Phoenix, AZ 85048

 Private Preserve Lot, Pool, and Hot Tub, Amazing NEW Mastercraft Kitchen with Slab Granite Counters

 

PRICE – $486,000

When:      Friday, October 19     2 PM – 5 PM

Saturday, October 20  1 PM – 5 PM

Sunday,  October  21  11 AM – 3 PM

 

Price:         $486,000

 

Don’t miss this delightful home in the Desert Bluffs community in  Mountain Park Ranch located at 2251 E Granite View Dr.  The 3149 SF  has been nicely updated. You will find 4 roomy bedrooms / 3 nicely updated bathrooms. Hard to find 3 car garage. The home sits on the South Mountain Preserve and provides spectacular views and privacy in your backyard.   Buyers will appreciate the built-in outdoor kitchen, pool and hot tub that make this an entertainer’s delight!

 

 

 

Visitors will find the kitchen is completely updated with high-end cabinetry. A large island and slab granite complete this amazing kitchen.  The new owner of this great home will find the views from the breakfast area to the backyard and hillside simply amazing. The patio boasts an electric awning you can expand and retract as you wish.

There is plenty of room for everyone in this home, starting with the formal living room and spacious dining room.  The large family room and fireplace are great for entertaining, and look out to view of the pool and hillside.

 

There are 2 bedrooms and a bathroom off the downstairs family room.  Upstairs you will find a third bedroom and bathroom, plus the oversized master suite.  The master has a large sitting area and fireplace.  The view from the deck off the master suite is breathtaking!

This home is located in the highly desirable Kyrene School District.  Kyrene Monte Vista Elementary school is located nearby.  The middle school for this home is Altadena Middle le School.  The high school is the award-winning Desert Vista High School.

Come to see this great Mountain Park Ranch home. For more great homes in Mountain Park Ranch, go to Mountain Park Ranch Real Estate

See more information on the Mountain Park Ranch HOA,  click here.

To buy or sell your home, call Shirley Coomer, Keller Williams Realty.  Shirley has lived in Mountain Park Ranch since  1999 and knows this great community!

 

Stop by during the OPEN HOUSE August 25 & 26, 2018 at 3408 E Ashurst Dr. Phoenix Az

Open Saturday & Sunday from 11 AM- 3 PM

 

 

 

You won’t want to miss this amazing waterfront property in the lovely community of Lakewood, in Ahwatukee.  See this waterfront home which also has amazing views of South Mountain.

 

You will be delighted at you enter and see this nicely upgraded home!  The kitchen has custom cabinetry, granite counters, a kitchen

island, breakfast bar, a breakfast nook and stainless appliances.

 

 

This delightful home boasts both waterfront location and mountain views

of South Mountain!

The huge open family room has views to the patio and great lake and mountain views.

What a great entertainment home!

 

 

In this great house, the Master Bedroom is on the first floor. An amazing luxurious master bath awaits you!  Large doors take you directly from the master bedroom to the patio and pool for more amazing waterfront and mountain views!

 

This backyard is an amazing entertainer’s delight.  Play in your custom pebble tec pay pool, complete with a water feature while enjoying the lake views.  Entertain your guests with your outdoor kitchen!  Arizona living at it’s finest!  After dinner, take your family or guests out for a boat ride from your private boat dock.

 

The property has a boat dock, ready for you to add your boat and enjoy the lake!

 

 

Lake and South Mountain views from your pool!

 

This home is located in the award winning Kyrene School District. The Elementary school for this property is Kyrene de los Lagos.  This is a dual language school where students are immersed in Spanish as well as English!  The Middle school is KyreneAkimel A-Al , This is another award-winning school in the Kyrene School District.

The high school is Desert Vista.  Another highly ranked school

 

There is much more to see!  Don’t miss this 3-day Open House Event!

Whether you are buying or selling your home, contact Shirley Coomer of Keller Williams Realty Sonoran Living.

602-770-0643

 

See below for all the waterfront properties in Ahwatukee.

Great Ahwatukee Open House  16817 S 31ST WAY, Phoenix, AZ 85048

Saturday & Sunday – June 9 & 10  from 11 AM – 3 PM

 

Don’t miss this lovely 4 bedroom / 3 bath home located in the Phoenix community of Ahwatukee.

This home includes a full bathroom and bedroom downstairs – great for guests or a home office.

New windows and new AC will save you thousands of dollars!

Great Kitchen!

The kitchen is open to the family room and overlooks the backyard.

 

 

 

 

Enjoy the great Kyrene schools!  Whether you have children in school or not, home resales are impacted by the school districts.

The elementary school for this home is Kyrene de la Estrella.  The middle school is Kyrene Akimel A-Al Middle School.

Desert Vista is the High school for this area.  All schools are among the highest rated in Arizona.   There are also several charter schools and the area, providing parents with many school choices.

This home boasts large master suite, walk-in closet, and nicely updated master bathroom.

Nicely update Master bath as well as double sinks!

 

 

Nice grassy backyard to playing and entertaining!

 

Come by today and see this great home.  Conveniently located to shopping, dining, entertainment and valley freeways!

To see all properties in the Ahwatukee and surrounding areas CLICK HERE.

Open House 2323 E Taxidea Way, Phoenix, Az 85048 June 3, 2018

Sunday  11 AM – 3 PM

Priced at $489,900

The Phoenix area is in a seller’s market. As of April 2018, The Arizona Regional Multiple Listing Service (MLS) reported that for Ahwatukee Zip Code, 85048,  new listings were down 8.1% from March 2018, and down 1.0% from a year ago.  Closed sales were up 22.9% from March 2018 and up 19.4% from April 2018.

We are seeing an increase in interest rates, now is the time to buy!

If you are looking for a great Mountain Park Ranch home with pool and on a Preserve lot, look no further than 2323 E Taxidea Way.  The  5 bedroom / 3 bathroom home has 2605 SF of nicely updated living space.

 

 

Live the Arizona lifestyle

……..when your own this amazing hillside home with very private yard and entertainer’s backyard.

 

 

5 bedroom / 3 bathroom

Come and see this 5 bedroom / 3 bathroom house

this weekend and you will not be disappointed!.

 

Lovely eat-in kitchen with bayed breakfast nook.

 

 

Nicely Updated Kitchen

Updated White Cabinets and Granite.

Stainless appliances and center island.  Refrigerator included!

 

 

 

Mountain Park Ranch – A Master Planned Community

This home is located in the Master Planned Community of Mountain Park Ranch.  Where else in Phoenix can one find THREE community pools and hot tubs?  Did you know one of the pools is heated in the winter?  The community also has recently resurfaced tennis courts, children’s play areas, and volleyball courts.  All this for only $25 per month.  This is one of the lowest HOA fees in the Phoenix Metro area providing the same amenities.

Highly Rated Kyrene School District

This community within the city of Phoenix is known as the Village of Ahwatukee.  This community has the highly rated Kyrene School District.  Whether you have children in school, about to enter, always buy a home with resale in mind.  The area schools often affect resale. The elementary school for this school is Kyrene Monte Vista Elementary.  The award-winning middle school is Altadena Middle School.  If it is time for High School, check out the award-winning Desert Vista High School.

If you are looking to buy or sell, contact Shirley Coomer, Keller Williams Realty  602-770-0643  or email at scoomer@kw.com.

To see all the properties in the Multiple Listing Service (MLS)  Click Here

 

 

Buying Investment Property

I am often asked how buying property in Arizona works for an investor.  many factors need to be considered here but first, you need to educate yourself and understand the home buying process in general.  Every state is different so you need to specifically understand the home buying process in Arizona. If you have ever asked yourself how to buy a rental property, this Blog is for you! Even if you have previously purchased property in Arizona, the state laws and purchase contract frequently change, so be sure you understand current laws and contracts.

You want to buy an investment property

Maybe your son or daughter is going to college in Arizona and you have wisely decided to buy a house or condo for them to live in while attending college.  You can save money by owning your student’s housing and provide a better quality of accommodations. Or, you are looking to build an Investment portfolio to generate rental income and gain property appreciation.  You may be wondering how to buy rental property in today’s real estate market.

You may also be interested this article on buying a house for your Student for College  CLICK HERE

The first step is to find a Realtor who is familiar with the area where you want to make your purchase.  Look for an experienced full-time agent with experience in your market. You want an agent with good negotiation skills.  The seller likely has an experienced agent and you want to be on equal ground with an agent who knows the market.

Insist on a Buyer Consultation

When meeting home buyers I always suggest a Free Buyer Consultation to ensure I understand the buyer “needs” and “wants” and we discuss the difference. I need to understand if the buyer is an experienced investor or just starting the home investment journey.   Investment homes need to make investment sense (low maintenance, cash flow, what, if any repairs or improvements may be needed in the home, etc.)  When you buy a home to owner occupy, this home must meet certain family and lifestyle needs.  If you are going to live in a home there will likely be more emotional attachment than an investment property.  You don’t need to love an investment home, it just needs to make financial sense.  I also discuss the types of homes on the market such as traditional sale, foreclosures, Bank Owned, Short Sales and Investor flips and the pros and cons of each.

Determine your budget.

If you are paying cash, how much money are you comfortable spending on the property?  For a cash purchase, you will need to provide proof of funds.  This can be a current copy of your bank statement showing sufficient funds for the purchase.  This can also be a letter from your Bank or Investment Company stating you have sufficient liquid funds to complete the purchase.   If you will be getting a loan, determine how much house you qualify for, how much money is needed for your down payment and what your monthly house payment will be. Decide what monthly mortgage payment is comfortable for you each month. If you are buying a property with a son or daughter going to college who will occupy the investment property, check on the loan programs that allow the student to be on the loan so they can build their credit during college.  You will want to provide your lender any and all documentation requested in a timely manner. Lenders today need copies of your tax returns, pay stubs, bank statement and other pertinent documents.

 

There is another source of funds to purchase the investment property which often is overlooked.  A self-directed IRA will allow you to use money in your IRA to purchase an investment property with funds in an IRA.  There are several aspects of using a self-directed IRA you need to be aware of, however, for many people, this is a way to “self-direct” what happens with IRA money and potentially earn much more money than in the stock market.  Also, historically real estate has been considered a more stable investment, not subject to the volatility of the stock market.

Understanding the current Housing Market

Is the area where you are looking to buy in a seller’s market, buyer’s market or a balanced market?  If you are in a seller’s market forget making lowball offers on a property. The Seller’s Realtor will have educated the seller on the market and they will know the value of their home.   If you are in a buyer’s market you may be able to offer below list price and get an offer accepted.  The key in any market is to have your agent provide you with a Comparable Market Analysis (CMA) for the property you want to buy.  Some sellers price a house competitively to start with and their price may already be fair market value. You will want to understand what similar homes have recently sold for in the area.

What is a CMA?

(Comparable Market Analysis (CMA) – A comparative market analysis is an examination of pricing for similar properties in a similar geographical area.  A real estate agent will provide a CMA when helping sellers determine a price to list their home. Agents also provide a CMA for buyers to help determine a fair purchase price to offer on a home.   No two properties are alike, even if they have the same floor plan and size.  A CMA will compare homes still actively listed for sale, homes under contract but not yet closed, and recently completed home sales.   The real estate agent will make adjustments to the pricing to allow for things like updated kitchens or bathrooms, new flooring, and extra garage stall, etc.  This process is similar to the process a home appraiser will use, however, a formal appraisal is much more detailed and performed by a licensed home appraiser.

Decide on a house to purchase.

Once you have decided to make an offer on a house, your agent will complete the CMA for you and discuss the purchase offer.  The offer not only includes the price, you will also identify a closing date for the property.  This is the date you actually take procession.

We typically see a 30 day closing period.  This allows time for a home inspection, loan processing and if occupied, time for the seller to schedule the move-out.  Buyer may also want to ask for a one- year home warranty on the property.  The contract also allows the buyer to ask for closing cost assistance from the seller if needed.  Again, your agent can help determine how to best position your offer.

 

Complete the negotiation with the seller.

The seller will either accept your offer as presented or return a Counter Offer.  A counter offer may consist of asking for a higher purchase price, a different closing date, disagree with a request for a Home warranty, etc.  Sellers can counter-offer on any of the points in your offer.  You have the opportunity to either accept the seller’s Counter Offer or return another counteroffer for the points of the contract you still do not agree with.  Once buyer and seller have come to a written agreement, you have a binding purchase contract.

Schedule your Home inspection.

The standard State of Arizona purchase agreement provides for a 10 day inspecting period for the buyer.  This is a time for you to have a home inspector inspect the home.  In Arizona, you want to also have a termite inspection performed.  The saying in Arizona is that either your house has had termites treated or they will at some point.  The subterranean termites found in Arizona at some point are an issue for all homes.  Fortunately, they are slow-moving termites and are easily treated.

 

 

 

Submit any repair requests to the seller.

On or before the 10th day of your inspection you have the opportunity to request repairs from the seller.  You have one opportunity to ask for repairs. In the purchase contract, certain items are warranted items, such as electrical, plumbing, pool equipment, etc. There may also be other things you may request be repaired such as the roof.  Don’t forget if you are buying a house that has already been lived in, you are buying a “used” house.  Buyers typically do not ask for cosmetic items (i.e. repaint a room, repair a crack in a tile).  The inspector is looking for structural issues and anything affecting the safety and soundness of the property.    Once any repairs have been agreed to, you are close to closing on the property!

Your lender will schedule an appraisal for the house.

If you are obtaining a home loan, your lender will order an appraisal for the house.  A licensed appraiser will enter the house, measure the rooms, take pictures and identify 3 similar properties that have closed in the last 3 months and 3 that are active on the market.  These are considered “comps”. The appraiser identifies homes that closely resemble your house.  They are looking for a similar sized house, a similar number of garage spaces, pool or no pool, and any other amenities such as backing to a hillside lot or golf course.  Once the appraiser sends the report to the lender, the lender shares the results with the purchaser and agent.  When the appraisal comes in at or above the purchase price, you are ready to move ahead.  If the house does not appraise at the contract price, the seller is asked to reduce the sales price.  Should the seller not agree to reduce the price, the buyer and seller can agree on a new price, the buyer can pay the difference between the appraised price and contract price or the buyer can cancel the contract and have all earnest money returned.

 

Obtaining final Loan approval

Once the appraisal issues are resolved the lender submits the appraisal and buyer documentation to underwriting to obtain final loan approval.  The lender’s underwriter then approves the loan, a request is sent to draw up the loan documents. These are sent to the title company to be prepared for you to sign all required buyer and loan documents.

 

Your lender will Fund your Loan.

Once you have signed your loan documents and they are returned to the lender, they are reviewed or “audited” for completeness.  Then the lender orders the wire to be sent to the title company.  On closing day, your title company will receive the wire for your loan, ensure all funds have been received (lender and any buyer funds due).  The title company then releases the file to be recorded by the county which officially transfers ownership from the seller to the buyer.  The last step is for your agent to give you the keys to your new home!

Now, what do you do with your investment property?

As an owner of investment property, you will need to decide how you will manage this asset.  Did you buy a home for your son or daughter to live in while going college?  If so, they may have friends who are interested in living off campus and your house may be perfect!  Your son or daughter can help you can find the right roommates for the home.  What if this is purely an investment?  You can self-manage the property or hire a property management company.  Your Realtor can give you names of property management companies who will find a tenant, run the necessary credit and background checks, collect the rent, field calls on any home repairs, schedule property cleaning between tenants, and if (heaven forbid) there are issues with the tenant not paying rent, the property management company will handle the legal aspect of removing the tenant.

If you decide you will self-manage the property, you will need to decide what rental documents you will use (many use the standard Arizona Association of Realtor (AAR) forms).  These are comprehensive forms that address the legal aspects of a rental you may not think of on your own. The forms cover the deposits, (cleaning deposits, pet deposits, security deposits, etc.), state what deposits are refundable at the end of the lease and those that will be non-refundable.  Typically cleaning deposits and pet deposit are not refundable, but the landlord determines their policies.  The lease will also spell out the tenant’s responsibilities while renting the property.  If you are from another state, these address Arizona law specifically so you are familiar with local laws.  You will also want to obtain and carefully read the Arizona Landlord Tenant Act. While you may own a property, you are required to follow certain state laws relative to tenant rights.  This will also explain your rights as a landlord.  You will also want to use a service to run a credit and criminal background check for your potential tenant to determine if they would be good tenants for you.

Congratulations!

You have a basic understanding of the home buying process in Arizona.  All home purchases are different and an experienced agent will walk you through the process, answer questions along the way.  The right agent will make recommendations as you go through the process.  While the ultimate decision rests with the buyer, input from an experienced agent with a proven track record negotiating will result in a buyer purchasing the right property at the right price.  Many real estate transactions have challenges but a good agent can lessen those challenges by being proactive and communicating with you through each step of the home buying process.

Is There a Difference Between Agents? Or Why Should I Choose Shirley Coomer for my Real Estate needs?

You want an aggressive agent who is proactive, knowledgeable and professional. While most agents come across as friendly and helpful, you need to dig deeper and understand how well this agent will work for you in achieving your Real Estate goals.

Do you know how important the negotiation skills of your Realtor is to your successful real estate purchase?  There are multiple “negotiating” points in a real estate transaction.

 

The first point of negotiation is the purchase contract. By having market knowledge and experience in the market your agent can help you position an offer that gets accepted and makes business sense for you.

 The next point of negotiation comes as part of the home inspection process. Once your inspection is completed there may be items you want the seller to repair or replace.

Repairs can cost thousands of dollars….for the seller or the buyer.  You have an opportunity to ask the seller to make all the repairs noted in the inspection report (NOTE:  A change was made to the Arizona Residential Purchase Contract, February 2017. There are no longer warranted items in a purchase contract. All repairs are negotiable.

Did the Home appraisal come in at or above the contract price?  What do you do when the appraisal is less than the purchase contract?  Time for more negotiation!  The seller can be asked to agree to a reduction in sale price to the appraised price.  Or, the buyer and seller can come to an agreement on some point in the middle. If the seller will agree to reduce the price and the buyer still wants to complete the sale at the contract the buyer can continue with the sale. The lender will require the buyer to pay the difference in price.  The last option is for the buyer to cancel the contract and have a full refund of their earnest money.

Now have I peeked your interest? Do you want to find out more? Your next step would to give me a call at 602.770.0643 or send me a note through this link to my website. I have also attached a link to my property search section of my website so you can look at some property options (I have preset some of the areas you may want to look in).

Buying An Owner Occupied Home

 

Find a Real Estate agent.

This may or may not be easy.   Buyers often ask friends to refer them to someone they have used or are familiar with.  Other buyers find an agent on the internet or at an open house.  However, you find your agent, insist on a buyer consultation.  You want to sit down with the agent, be sure he or understands and your wants and needs.  Everyone should be able to communicate effectively.  Are you working with a full-time agent or will you have to schedule seeing property around his or her schedule?  Look for an experienced, full-time agent that will listen to your wants and needs.  You also want someone who can help you determine wants from needs.  You will also want someone to walk you through the home buying process in Arizona.  States vary when it comes to buying or selling a home.  For example, many states in the midwest or east coast use attorneys as part of the process.  In Arizona, agents are licensed to practice contract law.  While you can always have an attorney review any documents, attorneys aren’t required in Arizona.

Buyers will also want to understand the home buying process.  How do you make an offer on a house? How much is earnest money? What about a home inspection? Appraisals? Closings?  Be sure you understand the terminology and the process.

 

 

Get a Loan Preapproval

In Arizona, a preapproval document or proof of cash funds are required to be submitted with a purchase offer.  A seller needs to know how the buyer will purchase their house.  Several things could influence whether a seller accepts an offer.  A seller may be more likely to accept a cash offer closing a quicker closing than an offer with a loan.  Sellers may have more than one offer to choose from, and the type of financing may be important to a seller.

Buyers also need to consult a lender to understand how much of a mortgage they qualify for.  They also need to understand how much the monthly mortgage will be at various home prices.  Also, buyers need to understand how much they need to bring to closing.  This amount would include not only a down payment but also closing costs and prepaid fees (such as homeowners insurance or Home Owner Association (HOA) dues.

Start looking at Possible Homes

Now you are ready to look at homes.  Your agent understands how much you can afford and are willing to pay.  Through the buyer

consultations, the agent understands the location for your new home and the features that are important.  The agent will understand the “must haves” and “nice to have” you discussed during the buyer consultation.

Time to Make a Purchase Offer

When it is time to make an offer on a new home, your agent should show you comparable sales for the house.  These comparables will include properties of similar size, similar amenities and within a mile of the house.  Comps will include homes that have recently sold as well as homes not under contract yet. The agent will help you understand what would be a reasonable offer.   Several factors go into to a purchase offer.  Your offer not only includes a purchase price but a closing date, possibly a request for a Home Warranty, perhaps closing cost assistance.  In Arizona, built in appliances stay with the house.  A Refrigerator, washer, and dryer are considered personal property, and may or may not be included in the sale.  Often these appliances are part of the negotiations.

Once the buyer and seller agree to a purchase agreement, you are under contract and on your way to your new home!

Do Any Home Inspections

 

In Arizona, sellers are required to provide buyers a Sellers Property Disclosure Statement (SPDS). This requires the seller to disclose anything material about the house that the buyer should know about the property.  This includes such things and any known electrical or plumbing issues.  This also allows the seller to state the age and replacement dates of such things as water heaters or roofing.

Sellers are also required to provide an insurance claims history report which will come from the seller’s insurance company stating whether there has been an insurance claim on the property in the last five year.

In Arizona, buyers have 10 days to complete a home inspection. Any information provided on the SPDS or insurance claim report may be useful to a home inspector to focus on a particular aspect of the home.    Buyers typically complete a home inspection and termite inspection. However, if the home inspection identifies potential issues,  other inspections may be warranted. These inspections could include licensed professionals such as a roofer, pool technician, plumber or electrician.  We encourage Buyers to inspect anything that is import to them.   The Buyers have up to 10 days to complete the inspections and submit a request to a seller for repairs.

Buyers and sellers can negotiate any repairs.  If the seller does not agree to all the repairs requested by the buyer, the buyer can cancel the contract and have all earnest money refunded.  However, if the buyer and seller come to an agreement for repairs, the inspection period is over.  Buyers have one opportunity to ask buyers for repairs.  Once they come to an agreement, the buyer can not come back with another round of repair requests.

Home Appraisal

If you are using a home loan to purchase your property, your lender will order an appraisal of the property.  A licensed appraiser will complete an analysis of the home value.  Typically, appraisers will identify three properties that have closed within the last three months. He or she will also look at homes currently on the market.  The appraiser will start in the neighborhood of the house to be appraised and may go out up to one mile to look for similar homes.  Common factors are a pool or no pool (very typical in Arizona) single story or two stories. Similiar location, ie golf course lot, Mountain preserve lot, backing to a street, similar square footage, etc.

If the home does not appraise for at least contract price, the buyer can cancel the contract and receive a full refund of the earnest money.  The seller can reduce the price to match the appraisal.  Or, the buyer and seller can come to an agreement on a price, and the buyer may pay above the contract price.  This doesn’t happen often, however in an appreciating market and for a unique property, paying more may make sense for the buyer.

Lender Underwriting

After the lender receives the appraisal, the buyer’s loan application and the appraisal is submitted to an underwriter for approval..  The lender will verify all the required documentation is complete and up to date.   The underwriter will review the appraisal for reasonability.  Once the underwriter approves the loan, the loan documents for the buyer to sign can be prepared.

In Accordance the Franks Dodd act, the lender then must send the buyer a final closing document stating all the costs associated with the lost, payment information and provide the buyer three days to review the information.  Most of the loan information should be the same or less than the initial fee sheet provided to the buyer by the lender when the property purchase contract was provided to the lender.

Loan Documents are sent to the Title Company

Once the loan documents are sent to the title company, an appointment is scheduled for the buyer to sign all the legal documents including loan documents to complete the purchase.  In Arizona, loan documents are required to be sent to the title company three days prior to closing.  The buyer will provide either a money wire or a cashier funds for any downpayment and closing costs.  The lender will typically wire the loan funds to the title company the day of closing.

Buyer Contacts the various utility companies

The buyer needs to put the services (ie, electric, gas, water) in their name as the seller will be ordering these services disconnected the day of closing.  There are concierge services available so buyers can make one call and set up or transfer all their utilities including cable or dish services.

Complete a Buyer Home Walk-through

It is important to always complete a buyer home walkthrough.  This allows buyers to verify the home is essentially in the same condition at closing as when they make the purchase offer.  It is a time to check on an agreed upon repairs and review the receipts.  It is good to compare any requests made for repairs to the actual invoices.  Be sure all requested work has been completed in a workmanlike manner.  Some buyers ask their home inspector to reinspect repaired items, especially if repairs may be difficult to see, ie repairs in an attic or on a roof.

 

Time to Move in

On the actual closing date. the title company will receive a wire from the lender for the buyer’s loan.  After receiving the funds,  the title company will release the transaction to the county for recording.  After the transaction has recorded with the county, the ownership of the property is transferred from the seller to the buyer.  Once the ownership has changed, the buyer can receive the keys to the property.  It is always advisable to change the locks on a door.  Some Home Warranties do cover lock changes.

 

Congratulations you are ready to buy a home in Arizona!

Call Shirley Coomer with Keller Williams Realty Sonoran Living for all your real estate needs.  Whether you are buying, selling or investing, let Shirley put her 12 plus years of experience to work for you.

602.770.0643     scoomer@kw.com

 

 

 

Join us at an OPEN HOUSE at 2472 E Nathan Way, Chandler, Az  85225

JUST LISTED – COMING SOON

$315,000

Where    2472 E Nathan Way, Chandler, Az

When     Saturday, March 17 & Sunday, March 18 from 11 AM – 3 PM

Don’t miss this Perfect Chandler home move-in-ready!  Shows pride of ownership inside and out. Quiet corner lot.

 

Single level, 4 bedroom/ 2 bathroom home complete with fenced play pool. Desert front landscaping, great curb appeal.

Two car garage and additional parking slab to the side of the garage.

 

Larger tile and new carpet. Vaulted ceilings, large master suite with separate tub and shower and dual sinks. Large walk-in closet.

 

 

Kitchen opens to family room, complete with a center island and full view to the backyard. Plenty of counter space and cabinets.

 

 

 

The grassy area in backyard fenced pebble tec pool with water feature. Extended covered patio. Close to freeways and shopping. Playset in backyard and shed will convey!

 

 

Come see this 1713 SF, Single level home in Chandler.  Oversized 8670 SF corner lot.

One of the elementary schools for this home would be Chandler Traditional Academy – Humphry.  For more information CLICK HERE

One of the middle schools for this home would be Willis Junior High.  For more information CLICK HERE

One of the high schools for this are is Perry High.  For more information CLICK HERE.

For March 2018, Chandler has less than 2 months of inventory, placing Chandler in a seller’s market.  There is a shortage of homes in Chandler.  For February 2018, the median price of a home was $285,000.  Homes in Chandler for February 2018 sold at an average of 97.2% of list price.  This means sellers are getting close to listing price.  For homes in good condition priced correctly, there are often multiple buyers.  At $315,000, this single level home with 4 bedrooms / 2 bathrooms and a pool is priced to sell quickly!

 

Call Shirley Coomer, Keller Williams Realty with any questions.  602.770.0643.

 

To see all homes in Chandler CLICK HERE.

 

Join me today at an Open House at 3425 E WILDWOOD DR, Phoenix, AZ 85048

Saturday, December 23, 2017, 11 AM – 3 PM

Who wants a new house for Christmas!  Who wants a house on a LAKE in Phoenix?

Come see this 4 bedroom / 2.5 bath home on the water in the highly desirable community of Lakewood in Ahwatukee.  This premier lake community has 2 lakes an a large greenbelt that allows the residents enjoy the great outdoors Arizona lifestyle. This 2304 SF home provides amazing, expansive views of the lake and South Mountain.  Imagine the amazing sunsets!

Yes, this home is ready for your personal touches! The flooring has already been updated and the kitchen features granite counter tops.

 

See this roomy kitchen updated with slab granite. But with this amazing Lake Front lot, you won’t be spending much time indoors!

 

 

Come see how you can live the Amazing outdoor lifestyle on the lake in Ahwatukee!

 

 

 

 

This great home is in the award winning Kyrene School District.  The Elementary School is Kyrene de los Lagos, a Dual Language Acadamy.  Check out the opportunity for your students to be immersed in dual language learning!

The Middle School for this house is  Kyrene Akimel A-Al Middle School.  The high school is the award-winning Desert Vista High School.  

Enjoy Ahwatukee’s Lakewood community to find a great home on the water.  Not all lake homes in Lakewood enjoy the amazing views of expansive water AND South Mountain.  Truly a one of a kind view!

 

 

 

To see more Water Front homes in Ahwatukee CLICK HERE.  

 

Call Shirley Coomer today with questions on buying a home, selling a home or investing in real estate.  Interest rates remain at historical levels.  There are down payment assistance programs available.  Find the perfect location but not the perfect house?  Consider a Fannie May Home Renovation loan where you can include the cost of the home improvements in your mortgage.  Get the house you want and the location you want!

Want to search all the Multiple Listing Service (MLS).  Go to Mountain Park Ranch Real Estate.

 

 

 

 

 

 

 

 

 

 

 

Why Buy New Construction?

Buying new constructions homes allows you to select your lot, floorplan, floors, appliances, and landscaping, getting your personal choices, not someone else’s.  Many home buyers look at new home construction as well as previously owned homes when starting a home search.  New home subdivisions are usually further out of the metro area as builders typically buy a large tract of land to build multiple houses.  Sometimes buyers cannot find a floorplan they are looking for in existing homes. Sometimes housing inventory is low and there just aren’t too many homes that meet a buyer’s criteria!  There is a great appeal for buyers to select all the finishes for their home, not update or change someone else’s’ choices.  With new construction, buyers can often select a specific lot for the home to be built.  The size and orientation of a home lot are important to many buyers.

Do I Need A Real Estate Agent to Buy New Construction?

It is a very good idea to have a real estate agent represent you when buying new construction.  Most new home builders have a sign on the front door that states your Real Estate Agent must accompany a prospective buyer on the first visit.  The Sales agent inside the New home model in Arizona is a licensed real estate agent.  However, this agent actually works for the builder.   This means the agent is trying to represent both you and the builder.  Most new build sales agents have monthly quotas to meet.  Hire an experienced Real Estate Agent to represent you when buying a new home. By having your own representation, you will receive guidance and direction from someone who only has your interests at heart, not the builders.

Your Real Estate Agent will help educate you on the different builders, questions to ask and negotiate the sale.  Yes, builders will negotiate.  Ofen the sales agent states these are the prices and what is included.  Real Estate agents know differently.  It is not unusual for your agent to negotiate more money for upgrades, reduction of a lot premium or other aspects of the purchase to save you money.

Homebuilders price homes to take into account co-brokes for a buyer’s agents.  Don’t let a new build sales agent tell you they can save you money if you don’t use an agent.  If you are not represented by a real estate agent, you are unrepresented and no one is looking out for your best interest in a home purchase.

Ask about the builder’s lender program.  Some lenders will give you more in upgrades if you use their lender.  Compare the builder’s lender to other lenders.  Are the builder’s lender fees higher?  Will they cover any closing cost for you? Compare the interest rates offered by the different lenders.  Also, look at loan programs.  What happens to your interest rate in you put more money down?

See All New Home Builders

Shirley Coomer is a New Home Ambassador.  Click here to see all new home builders in the Phoenix metro area.  Contact Shirley if you are interested in buying resale homes or new construction to negotiate the best deal for you.

If you are considering a move and what to know what your current home is worth, click below.

How is the Buyer’s Agent Compensated?

Buyer’s agents are compensated by the builder.  The building selling costs for both the seller’s agent and buyer’s agent is already calculated into the house price as part of the cost of selling a home.  This is similar to a seller on a resale property who pays for the selling and buying agent’s commissions.

The buyer’s agent is strongly positioned to negotiate on behalf of a buyer as there is no relationship with the builder.  The buyer is the priority of the buyer’s agent.  The buyer’s agent is being compensated by the builder, so this does not cause them to compromise their fiduciary duties to the buyer.

Steps to Buying a New Construction Home

When buying a new construction home, the process starts out similar to an existing home.

• Talk to a lender to understand how much of a loan is needed.
• Decide how much of a monthly payment is comfortable
• Consider how much down payment you have available. Do you need to sell your current home before you make a purchase of a new build?
• Determine what location are you considering and a plan to look at more than one builder (if available) to compare timeframes, floorplans and lot availability along with the features which are important to you
• Educate yourself on builders
• Drive the neighborhood.  If possible, as homeowners within the community how they found the buying process.  Most people are happy to share their experience with others looking to purchase in the community.
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  Questions to Ask When Buying New Construction Homes

• Check on amenities that are important to you.  Do you want a community with greenbelts to walk the dog or jog?  Is a community pool important to you?  Ask when these amenities will be completed.  Can you get that in writing?
• What infrastructure is available near the community.  Are you looking at a community on the edge of an area limited shopping?  How far is it to a mall or other shopping area.  Are there grocery stores close by?  What are the options for entertainment and dining?

• How much will you pay in HOA fees? What services does the HOA cover?
• Are there options for Cable or Dish networks available in the community?
• What is the building phase currently?  Will you have dusty fields behind your house for some time?  Will you wake up to builders working on other home construction at 5 AM? (In Arizona in the summer construction crews start early due to the heat!)  Will there be heavy construction trucks and contractors up and down your street for months to come?
• Ask about builder warranties.  Builders typically offer warranties on materials and workmanship.  Ask about the roof warranty?  Is it transferrable? Will the builder complete a walkthrough at the one-year anniversary and make corrections?  Be sure you contact the builder immediately with any issues as soon as you find them but no less within the first year.

If you like this article you might also like this article on buying in HOA communities. Click Here

What are the Pros & Cons of new Construction?

Pros of New Home Construction

Your Lot  Many buyers like the idea of selecting not only their home and finishes but the exact lot as well.  Many homeowners,  especially in Arizona often want a north/south exposure. Some buyers would prefer a home

backing to a wash or other green space.  Some buyers do not want a 2 story home directly behind their.home as they feel it reduces privacy.  Selecting your lot within a new community not only allows the buyer to select what is important to them inside the home but outside as well.

Your Floorplan  Buyers like to select a floor plan that works for their lifestyle. Are the bedrooms altogether or is the master bedroom split from the other bedrooms?  Do you want a 3 car garage or a 2 car garage and a bonus room or extra bedroom?  Buyers may also select larger patio doors that slide to open up to a great patio area for entertaining.

Timeframe  When buyers are not in a hurry to purchase a home, buying a new build provides the flexibility needed to wait for the building process and absorb any delays in building.  Buyers are not under pressure waiting for the new build if they are planning to rent their home once new build is completed.

Landscape – As a new homeowner, you choose the type of landscaping you want in the front and backyard.  You select the trees, shrubs, grass or rock used for landscaping as well as the location.  Buyers can elect to have a layout to accommodate a great entertainment area to include an outdoor kitchen,  grill area, and seating.  Do you want grass or desert landscaping?

House Finishes – The number one reasons many buyers elect to buy a new build is the ability to select all the interior finishes.  Buyers can select the flooring, paint, appliances, and fixtures of their home.  They can select the color and style of cabinets in the kitchen and bathrooms. Select the color of granite in the kitchen and bathrooms.

Energy Efficiencies – New building today incorporates many energy efficiencies in the building process.  The Heating and AC units today are more efficient than in years past.  Windows and insulation incorporate new technology which typically helps reduce heating and cooling costs.  Many builders actually document the expected savings on utilities a buyer may expect.

Cons of New Home Construction

Your lot – Could there be a downside to buying a new home?   Some home builders only release a few lots every few weeks.  A builder may have 200 homes, but the builder typically does not make all 200 lots available.  They have a build path to follow.  Infrastructure needs to be completed such as roads, sidewalks, community areas such as parks, pools or playground equipment, golf course, etc.  Not all of these amenities may be completed by the time the builder opens up the first few lots for sale.  If you want your new home to be close to these areas, you may need to wait an unknown period of time until the desired lots are available.  Also, there are premiums on lots in a  more desirable location.  This increased expense can add thousands of dollars to your new home.

Your Floorplan – As lots become available within new build subdivision, the floorplan you select may not be buildable on the available lots.  This could delay the start of your home.  The floor plan you select needs to fit the lot you select.

Timeframe –   Buying a new build home could take 4 – 10 months.  This time may vary, depending on the home builder and how many homes have been sold ahead of you.  Builders often are challenged to find sufficient labor to complete the new builds on schedule when the new home selling market is strong. Builders typically do not work to an exact date.  They often will let you know 30 days before completion of the home so you can finalize your financing.  This can be a challenge if you are trying to time the sale of an existing home or determine when to give notice on a rental.

Landscape– As the first home owner, buyers can select the landscaping they prefer.  Buyers select the type and number of trees and bushes around the home.  Does the buyer want pavers or grass in the backyard? Do you want grass or desert landscaping in your front yard?  The choices are all the buyer’s within the guidelines of the HOA.  most builders do include the front landscaping.  Buyers may pay extra if they want different or larger trees.  Most builders do not include the backyard landscaping.  Buyers will need to budget extra money for grass or desert landscaping.  Also, in Arizona, it is critical that a yard watering system is in place to water grass or drip to bushes and trees.

House Finishes – What is the real cost?  When buyers walk into the model home, it is beautiful!  Great floors, beautiful granite counters, wonderful backsplashes,  amazing cabinets, shiny stainless appliances, the perfect paint, lovely window treatments, closets with amazing built-ins!    Beautifully staged to allow your eyes to take in all that could be in your new home.  However, most builders put significant upgrades into the model.  It is not unusual here in the metro Phoenix area to find over $100,000 up upgrades in a model home.  Buyers can see upgraded countertops, flooring, doors to the patio & fixtures.  Buyers should ask what options are included in the base price of the home.

A buyer may be happy with all the standard features in a home, but not too likely.  Many builders do not include a washer, dryer or refrigerator in the new build package.  The standard kitchen appliances may be black and the buyer wants stainless.  A Builder may allow the buyer a flat fee to use towards upgrades.  This is helpful but usually, doesn’t cover all the upgrades a buy would like for their dream home.

The Design Center –  Most builders have a design center when buyers go to select their home features.  Buyers can select from the standard flooring, countertops, cabinet options, etc.  They can also see the pricing for upgraded products.  Some builders may only offer a few sink options.  Perhaps none of the ceiling fan options are appealing.  So while buyers can select all the new items desired at the design center, that selection may not appeal to buyers.

Tips For Buying New Construction

Make the most of your money by choosing a larger floor plan or a lot (and location) you can afford.  You can’t easily add another bedroom or change your lot. You can upgrade counters or floors later.  Buyers should not get caught up in the amazing and counter finishes in the model home.  Check the prices of flooring, lights, ceiling fans, sinks, hardware, etc.  You may be better off taking the fixtures and features that come with the house.   Buyers not like the options available to you at the design center.  You may be able to buy the same items for less elsewhere.

 

Most builders use their own purchase contract.  When you buy a resale home in Arizona, agents typically use a standard Arizona Association of Realtor (AAR) contract. carefully read the wording in the builder contract.  Understand:

• Where is your earnest money deposited and held?
• What happens if the agreed upon dates are not met?
• When do you need to finalize your home loan (it may be different whether you are using the builder lender of your own)
• Are all the upgrades or credit clearly defined on the contract?

Should  I Use the Builder’s Lender?

Ask about the builder’s lender program.  Some builders will give you more in upgrades if you use their lender.  Compare the builder’s lender to other lenders.  Are the builder’s lender fees higher?  Will they cover any closing costs for you? Compare the interest rates offered by the different lenders.  Also, look at loan programs.  What happens to your interest rate in you put more money down. Your Real Estate agent can recommend lenders familiar with new construction and various loan programs. It pays to shop around.

 

Can a Buyer Make Changes to the New Home?

Often buyers want to add rooms, garages, recessed lighting, fireplaces, extended patios, soft water loops or additional electrical outlets.  All changes need to be made very early in the process.  If a builder is willing to make changes, it could be costly to makes changes after a certain point in the construction. Therefore, buyers may pay significantly more for adding electrical outlets or wiring for ceiling fans after walls have been closed up and painted.

Buyers are often overwhelmed with all the decisions required in the home buying process.  It can be difficult to take everything into consideration in a timely manner.  This is where having a Real Estate agent representing you and in your court pays big dividends.  AND, there is no cost to a buyer!!

Should I get a Home Inspection for a New Build?

Buyers should consider spending a few hundred dollars to ensure their new home has been appropriately built.  Builders try to provide new homeowners with a perfect product.  However, there are times when electrical and plumbing may not have been installed correctly.  It makes sense for buyers to have an independent, experienced home inspector check out the house.  Buyers can turn on the stove, dishwasher, etc. and see they work.  What about the GFCI outlets?  Are they installed correctly?   Is the AC functioning correctly?  Are showers and all faucets set correctly for hot and cold?

Home inspectors will typically walk the roof and confirm that the flashing is installed appropriately.   Buyers can’t usually see the roof and a home inspector can confirm any flashing around the fireplace or edging is installed correctly.

It makes sense for buyers to consider a home inspection to ensure a new home has been built correctly.  What homeowner wants to find an improperly install roof has now caused water to run down walls and damaged drywall?

 

New Construction or Resale, Final Thoughts

When looking for a home, consider new construction as well as resale homes.  For many buyers, the ability to select a lot, location and floorplan will allow them to have their dream home.  When you buy a resale home, what you see is what you get.  With new homes, be prepared for additional expenses such as window treatments or backyard landscaping.

Your local Real Estate professional can guide you through the process of home buying and ensure you consider all options that are right for you.  Since your buyer’s agent is compensated by the seller (or builder), these services are free to you, the buyer!

I work with many buyers and during my Buyer Consultation, we discuss resale homes as well as new construction.  Understand all home buying options when you are ready to buy a home.  If I can be of assistance don’t hesitate to call or email me.

 

Shirley Coomer

602-770-0643

scoomer@kw.com

 

 

 

 

What is my Home Worth?

Exactly what is a Home Owner’s Association and what purpose does it serve?

What is Home Owner’s Association (HOA) and what purpose do they serve?  The HOA is a legal entity formed to maintain common areas within a planned community and enforce the rules of the community called Covenant, Conditions & Restrictions (CCRs).  This could be a community of single-family homes, a mixed community,  a townhouse/condo community or even a highrise building. Homeowners are required to join that community’s HOA and pay the required HOA dues when they purchase a home. These dues may be collected monthly, quarterly or annually. There may be more than one HOA in a given community. The HOA may levy dues for the homeowners to cover the cost of maintaining common areas.

HOA dues are used to maintain common areas, such as parks, community pools, gated facilities, tennis courts and any common buildings.  In condo communities, HOA dues may cover such things as pools, gyms, valet service, doormen or even tennis courts, some utilities, pest control, exterior maintenance, roof repair or replacement, etc.  

In some communities with a home owner’s association,  the services provided are minimal.  It’s quite common for many Phoenix HOA’s to only cover “Common area maintenance”.  This may include common or shared areas.  These include monuments at the entrance to the community, mailbox area, if you have cluster mailboxes, as many communities do in the Greater Phoenix area,  and care of the drainage wash areas.  The cost of your amenities will vary with your HOA fees and communities needs. 

Who manages a Home Owner’s Association?

A homeowner’s association will typically have a board of directors made up of the members of the community.  Board members are tasked with communicating the Covenants, Conditions, and Restrictions (CCRS) to new and existing homeowners.  The Association will notify homeowners of any violations to the CCRs. (ie weeds in the yard, RVs parked on the street, houses needing painting, etc.) The homeowners are the voice of the HOA.

When a buyer in Arizona submits a purchase offer on a property, and the property is governed by a HOA,  the title company will request the HOA send to the buyer a copy of the CCRs for the community.  The buyer should carefully read all the covenants, conditions and restrictions to ensure they understand the expectations of the HOA.

 

What does a buyer need to know about a Home Owner’s Association?

Buyers should consider the monthly cost.  This is paid separately from a mortgage payment. Also, are there color pallets to adhere to when painting a house?  Are there specific landscape restrictions to follow for the property?  For example, does the community only allow desert landscaping, are there a certain number of bushes required? Are you permitted to park in the driveway or park on the street overnight?  Are residents permitted to put up a garden shed on the side or back of the house?  If so what size restrictions do they need to be aware of to stay in compliance with the CCRs.

What Services Are Provided by a Homeowner’s Association?

• Conduct periodic community meetings to keep the members current on the HOA business
• Collect the HOA dues from the members and provide financial accounting to the members
• Publish financial records on collected funds, use of funds and maintaining required financial reserves
• Hire and manage landscapers, pool maintenance or other services to maintain the community
• Survey the homes periodically to ensure the CCRs are being followed. Send notices of violations to homeowners and levy fines for violations.
• Hold public meetings for homeowners to communicate what is going on in the community, initiatives and hear concerns from homeowners.
• Manage the architectural  review committee to approve proposed homeowner architectural changes to homes

 

 

Will a Home Owner’s Association help my Home Value?

Communities with HOAs typically have a consistent color palette for homes (no purple homes here).  Also, they typically require the landscaping to be well maintained. Yards must conform to standards outlined in the CCRs. As a member of a community with a HOA, homeowners expect to see all homes and yards well maintained.  Also, the common area maintenance within the community should reflect pride of ownership.  For many buyers, living in a community with a community pool is an important factor in choosing where to live.  Residents may appreciate the availability of a convenient community pool without the expense and maintenance of a pool in their backyard.  From a safety perspective, having access to a community pool is important for buyers who do not want a pool in their backyard.

As prospective homebuyers drive through a neighborhood, the appearance of the homes is an important factor in deciding where to live. Also, buyers want to see well-maintained yards and common areas. Additionally, communities with poorly maintained yards are a turn-off to buyers. No matter how nice a home may be on the inside or how well a particular home appears from the outside, the community could be a turn-off.  While curb appeal is a selling feature for home buyers, the overall feel of the community is also important. The appearance of the community is often a deciding factor.

If you like this article, you may also be interested in      

11 Steps to Buying Investment Property in Arizona

HOA Fees Buyers may pay when Buying a Home

Transfer Fees – When a home is sold, the HOA will charge a fee to transfer the HOA records from the seller to the buyer.  This is called the HOA Transfer Fee.  This can range from $0 -$500.  While the HOA determines the fee, who pays it is negotiated between the buyer and seller. In Arizona, this fee is noted on the HOA addendum which is part of the purchase contract. This can be paid by the buyer, seller or split.  The HOA charges this as an administrative fee. If there is more than one home owner’s association for the property, there may be multiple transfer fees.

Disclosure Fees – In recent years the state of Arizona passed legislation limiting this fee to a maximum of $400.00  This is a fee required by the state to be paid for by the seller.  The HOA charges this fee to send the buyer the Covenants, Conditions, and Restrictions  (CCRs) of the community.   Additionally, buyers need to understand the community rules for anyone living in the community.  In Arizona, a buyer has five days from receipt of these documents to cancel the purchase contract if they feel they can not live by these rules.  Also, these documents contain the financial package for the community so the buyer understands the financial health of the community.  The HOA must disclose whether there is pending litigation against the HOA.  Additionally, they must disclose the financials, showing capital reserves.  Also, any pending approved capital improvement fees must be disclosed.

Capital improvement Fees –  A capital improvement fee may be assessed on buyers at the time of purchase.  In Arizona, we typically see this in adult communities where there are community pools, clubhouses, recreation centers and often gated areas to maintain.  This fee is typically paid for by the buyer, who will benefit from these services while they live in the property.  Also, this fee can be negotiated, but typically it is paid for by the buyer.

We do see capital improvement fees in other communities that are not adult restricted.   In communities where exterior and roof maintenance are handled by the HOA, funds may be needed for major roof repairs, clubhouse or pool renovations. Therefore, a capital improvement fee may be charged new home buyers to generate additional revenue.

Should I buy a home in a community that does not have a HOA?

Buying a home in a community without an HOA is appealing to many buyers.  Some homeowners do not what anyone dictating the color of their home.  In addition, the homeowners may want to decide what type of landscaping they have in their yard.  Also, some homeowners do not want anyone reminding them to take their trash can in. Buyers may want to have a truck parked on the street or an RV beside their home.

Some communities without an HOA look just as neat and well kept as those with associations.  Not having an association isn’t necessarily an invitation to parking a truck on your front yard or paint your house with purple stripes.  Buyers need to drive through any community when they are thinking about buying a home.  Just because there is an HOA, it doesn’t mean that the CCRs are well enforced.  Look at the overall community and the pride of ownership.

What if I don’t like the HOA rules?

Once the buyer has opened escrow, the title company sends a request to the Home Owner’s Association for the CCRs to be sent to the buyer. The HOA has ten days to provide the CCRs to the buyer.  There is no way to know exactly when the CCRs will be sent to the buyer. However, the buyer has 5 days from “receipt” of the documents to decide to cancel the purchase contract.  Buyers should review the CCRs to ensure they are comfortable with the rules of the community.  The CCRs may be sent in the form of a written document, a CD, a link to a website or an electronic copy.

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Do I have to pay my HOA Dues?

The short answer is YES!. When you buy a home within a home owner’s association,  you are agreeing to the dues and rules within that community.  You are responsible for paying dues If you live in a house, condo, or townhome that is part of a Home Owner’s Association. Additionally, you are also responsible for any assessments the homeowners’ association (HOA) or condominium association  (COA) may levy after you move into your new home.

What happens if I don’t Pay my HOA Dues?

In Arizona, if you don’t pay, in most cases the HOA or COA can place a lien on your property that could lead to foreclosure.  Arizona law allows the HOA to levy fines and recover attorney fees as they work to recover past HOA dues and the fees associated with that recovery effort.   If you find yourself in this situation, consult a real estate attorney.  Also, the HOA can also file a lien against your property that would be payable upon the sale of your home.  If you find yourself in this situation, consult a real estate attorney experienced in Real Estate and HOA laws.  One such company experienced in this area is  John L. Lohr, Jr. with Hymson, Goldstein, Pantilliat &  Lohr, PLLC.

In Phoenix, every Thursday investors go to the Maricopa County courthouse to bid on homes where the homeowner is delinquent on HOA dues.  There is a legal process in Arizona that allows the HOA to recover delinquent dues.  This could occur when the homeowner is one year behind or $1200 behind in payments.  A recent article in the Arizona Republic reveals how investors are finding a new source of cheap properties.  These homes are sometimes bought for pennies on the dollar.  Be sure you take seriously any notice from your HOA regarding delinquent HOA dues.

How Can I Change the HOA rules or Conditions, Covenants, and Restrictions (CCRs)for my community?

You can make changes by attending board meetings.   Consider running for election to your HOA board of directors. Homeowner associations are just that, members of the collective homeowners in that community.  And, remember, the owners are the voice of the community.  The homeowners are the HOA.  Be sure to attend the meetings, voice your opinion. Also, vote on issues brought before the board.  Not only tell them what is wrong but share with them what is working well.  If you don’t like something, seek to make it better. Being a board member of an HOA is not an easy task and is usually an unpaid position.

Can there be more than one Home Owner’s Association for my house?

Can there be more than one HOA for a community?  The answer is yes.  There are communities within communities.  There are master-planned communities, such as Ahwatukee’s Mountain Park Ranch. Within this greater community, you have townhouse communities with their own sub-community.  Additionally,  there are gated communities, which will not only have the gated entrance, there may be a community park or community pool within the gated community. The secondary HOA will maintain community amenities within the specific community.

What if my HOA fines me for a violation?

If you receive a notice of a violation from your HOA, check your CCRs for the process to appeal the violation.  You likely have one of three arguments:

• The notice of violation is incorrect. I didn’t violate any written rules in the CCRs.
• The violation is invalid because the HOA didn’t follow the guidelines laid out in the CCRS
• The violation is not valid because the HOA is acting in a  discriminatory manner, citing some homeowners for something while not citing others for the same action.

Follow up with your HOA to check out the above three situations and calmly address the issue.

In Summary

Home Owner Associations can add value to home ownership by ensuring all homes in the community are well maintained.  For many, a home owner’s association that maintains community areas such as a community pool, common areas and a clubhouse ads to their quality of life.  Some homeowners prefer life without another entity telling them how to maintain their property.  Whether you live in a community with a home owner’s association, the choice is yours.  Be sure to review the CCRs of the community before you purchase a home to ensure you are comfortable living with the community rules.